Real Estate Appraisal in Manila
The City of Manila is the country’s oldest urban property market, and it behaves like it: small titled lots, generations-old buildings, dense districts with deep history, and a wave of new condo towers threaded through them. Binondo’s commerce, the university belt’s rental economy, the bayfront of Ermita and Malate, and Tondo’s dense housing each follow their own rules. Almeda Realty and Appraisal Services values property across the capital. Every report carries the signature of Jose Dante Almeda Jr., a real estate appraiser and broker licensed by the PRC (License No. 11261).
By Jose Dante Almeda Jr., PRC Licensed Real Estate Appraiser No. 11261 & Licensed Real Estate Broker No. 33179 · Last updated July 2026
The old city, valued street by street
Manila’s fabric is small lots and old titles, which makes careful documentation matter more than anywhere in the metro. Binondo and Divisoria carry some of the highest commercial land values in the country on tiny frontages. The university belt around España and Legarda runs on student rentals, and new towers in Ermita, Malate, and along the Pasig add a modern condo market. Older structures often carry more land value than building value, and estate and inheritance work is a constant here given how long families hold property.
Property we appraise in Manila
Binondo & commercial
High-value commercial frontage in Binondo, Divisoria, Quiapo, and Sta. Cruz.
Condos & towers
New and resale units in Ermita, Malate, the u-belt, and along the river.
Old-city residential
Small-lot homes and apartments across Sampaloc, Paco, Pandacan, and Tondo.
Lots & redevelopment sites
Parcels where land value outweighs the ageing structure on it.
What moves a Manila valuation
In Manila, the documents can matter as much as the property. Old titles, heirs’ shares, and decades-old tax declarations need careful reconciliation, and we do that as part of the work. Binondo commercial value rides on frontage and foot traffic; u-belt property rides on student rental demand; and for much of the old city, the honest question is whether the building still adds value or the lot is doing all the work. We answer it plainly, with evidence.
Where we work in Manila
We appraise property across the city, including:
Why clients commission a Manila appraisal
Manila appraisal questions, answered
Can you appraise inherited property with very old titles in Manila?
This is some of our most frequent Manila work. We reconcile old titles, tax declarations, and heirs’ documentation, and produce a report the BIR and courts accept for settlement.
How is Binondo commercial property valued?
On frontage, foot traffic, and the district’s commercial evidence. Binondo lots are small but command some of the highest per-square-metre values in the country.
Do old buildings add value, or just the land?
Often the land does most of the work. We assess the structure honestly: if it still earns or serves, it counts; if it is past its life, the valuation says so.
Are university-belt properties good rental investments?
Student demand keeps u-belt rentals resilient, and we weigh that income evidence alongside sales when valuing apartments and condos there.
How quickly can you inspect a property in Manila?
The capital is a regular run from our Imus base. Inspections are usually scheduled within days and the report released in about a week.
Other areas we serve
Buying, selling, or borrowing in Manila and need a number you can stand behind? Read more about our appraisal service, or book a free consultation.
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